Commercial Land with Highway
For Sale
$995,000
1730 E Interstate 2, Mercedes, TX 78570
Commercial Sale, Mercedes, TX
Property Size2,660 SF
Lot Size2.32 Acres
Price / SF$374.06
Days on Market245
Property Features for 1730 E Interstate 2
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
10
Appliances
Electric Water Heater
Subdivision
Capisallo
Directions
Head east on I-2/US-83 E Take exit 164 for Mile 1 E Rd Merge onto E Expressway 83/E Frontage Rd/U.S. 83 Frontage Rd S Destination will be on the right
Standard status
Active
APN
C140000065001405
Size
2,660 SF
Lot size
2.32 Acres
Taxes and HOA fees
Tax Year
2022
Tax Annual Amount
9865
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1976
Floors in Building
2
Building materials
Block
Roof type
Metal
Listing Agency:
eXp Realty LLC
(888) 519-7431
Listed By:
Ramiro Ramirez
(956) 874-5483
Added: Jan 6
Changed: Sep 5
Last Checked: Sep 8 at 2:06AM
MLS# 491327
Copyright © 2026 Greater McAllen Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2.32-acre commercial land property includes a 2,660-square-foot building constructed in 1976. The improvement features block construction, a metal roof, central heating, central air, and an electric water heater.
The property is located at 1730 E Interstate 2 in Mercedes, Texas, at the end of an exit ramp with over 1,000 feet of frontage along IH-2. Its direct relationship to the interstate provides convenient access from the ramp and broad exposure to passing traffic.
The property is located at 1730 E Interstate 2 in Mercedes, Texas, at the end of an exit ramp with over 1,000 feet of frontage along IH-2. Its direct relationship to the interstate provides convenient access from the ramp and broad exposure to passing traffic.
Key Highlights
- 2.32‑acre commercial land parcel
- 2,660‑square‑foot building constructed in 1976
- Over 1,000 feet of frontage along IH‑2
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$35,916
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.61%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$718,320
$718.3K
Cap Rate 7%
$513,086
$513.1K
Cap Rate 9%
$399,067
$399.1K
Market Conditions
NOI Build-Up for 2,660 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$54.6K $20.52/SF
− Vacancy
−$3.3K −$1.23/SF
EGI
$51.3K $19.29/SF
− OpEx
−$15.4K −$5.79/SF
NOI
$35.9K $13.50/SF
Area
Hidalgo County, TX
Vacancy
6.00%
Lease Rate
$20.52 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$718,320
Cap Rate 7%
$513,086
Cap Rate 9%
$399,067
Alternative Uses
Best Use
Retail
$513.1K
$449.0K – $598.6K
NOI $35,916 @ 7.0% cap · market cap 3.61%
Second Best
Industrial
$200.0K
$175.0K – $233.3K
NOI $13,997 @ 7.0% cap · market cap 1.41%
Theoretical Best
Hotel Hospitality
$2.00M
$1.75M – $2.34M
NOI $140,249 @ 7.0% cap · market cap 14.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
318
Businesses Nearby
Explore this area
Business Placement
Demographics for 78570, TX
32,950
Population
10,701
Households
3.1
Avg Household Size
30
Median Age
12%
College-Educated
61%
High-School Grad
75.2 sq mi
ZIP Area
438
Density / Sq Mi
$39,890
Median Household Income
$22,648
Median Earnings
$686
Median Rent
$83,400
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Exit-ramp positioning, highway access, and an existing building support a range of commercial land uses.
Where is this commercial land located?
The property is located at 1730 E Interstate 2 Mercedes, TX.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 2.32‑acre commercial land parcel; 2,660‑square‑foot building constructed in 1976; Over 1,000 feet of frontage along IH‑2
